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Home My WebLink AboutAgenda Statement 1982/04/27 Item 5, 5a~i ~~ COUNCIL AGENDA STATEMENT Item 5 , 5a ITEM TITI SUBMITTED This it of land the Dep trial." Meeting Date ' T`~~~ Public hearing - Consideration of general Plan Amendment c~ianging-a~xinrat'ely E; 6 acres betUreen North Fourth Avenue and North Glover Avenue from "Retail Commercial" to "Research and Limited Industrial" a. Resolution Ia ~'~3- Changing the designation on the General Plan for approximately 6 acres between North Fourth Avenue and idorth Glover Avenue from "Retail Commercial" to "Research and Limited Industrial" BY: Director of Planning 4/5ths Vote_ Yes X No ~m involves a proposed change in the eneral Plan designation of approximately 6 acres located between North Fourth Avenue and North Glover Avenue, immediately north of ~rtment of Motor Vehicles, from "Retail Commercial" to "Research and Limited Indus- RECOMME DATION: That Council: 1. F nd in accordance with the attached Negative Declaration on IS-82-22 and the f'ndings stated therein that GPA-82-1 will not have a significant impact upon the e vironment and adopt the Negative Declaration. 2. R solve that the General Plan be amended from "Retail Commercial" to "Research and Limited Industrial" for approximately 6 acres located between North Fourth Avenue a d North Glover Avenue, as shown on Exhibit A. PLANNIN COMMISSION REC0~1MENDATION: That Council: Approve and adopt the proposed amendment to the plan diagram of the Chula Vista General Plan in accordance with Resolution No. GPA-82-1. DISCUSSQON 1. A jacent General Plan designations (see Exhibit A) N rth - Research and Limited Industrial S uth - Retail Commercial E st - High Density Residential W st - Retail Commercial and Research and Limited Industrial 2. E~Cisting land use and zoning (see Exhibit B) T e territory under consideration for amendment is presently zoned C-C and is compris d of four parcels, three of which are vacant and one of which contains a vacant commercial building. Adjacent zoning and land use consists of: N rth - I-L ;Light industrial uses S uth - C-C ~; Department of Motor Vehicles E st - ~1f~P; 166 unit mobile home park W st - C-C and I-L ;Retail commercial and light industrial uses 3. Environmental Review T e Environmental Review Committee, meeting on February 11, 1982, conducted an Initial Study, IS-82-22, on GPA-82-1, and determined that the proposed project would not have a ignificant impact upon the environment and issued the attached Negative Declaration. Form A-1~3 (Rev. 11/79) continued Page 2 , Item 5 , 5a ~.~ 7- ~~ Meeting Date #7`~7`8'~' 4. to I-l a di si 5. I an are the b; the m~ has b. Bevel distr Indus area eithe The r site due t of ac FI Companion Zoning Case The applicant has filed a petition for rezoning the subject territory from C-C and intends to file a conditional use permit application in order to establish ribution center for Big Bear Markets. Professional Discussion a. The subject application would retain the "Retail Commercial" designation for a approximately 170' X 170' with direct frontage on North Fourth Avenue. However, lance of the property has no exposure to Fourth Avenue and is more oriented to bile home park to the east and light industrial area to the north. The property en vacant for many years and the City has received numerous inquiries about pment for industrial use but none for commercial development. b. Due to the property's adjacency to both retail commercial and light industrial cts, either of these land use alternatives appears to be appropriate. Light rial operations and auto-oriented cormiercial activity of the type existing in this re generally compatible, and the site could comfortably become an extension of the Sweetwater Industrial Park or the North Fourth Avenue commercial district. sidential enjoyment of the mobile home park residents directly to the east of the ould perhaps receive greater protection under the light industrial alternative the substantially lower levels of traffic generation associated with this type ivity as opposed to retail commercial development. IMPACT : None ~w - ___ ,_ ~~ .. _ . _ . ,. k _ .e ! ,., _ ___ ~___.__ m. a.:.,....~..~ ~.~,..H ~.......,.,_~ ...~_ r.... _ ._..., ... { :. ~'~3-- - /G'~~3 COUNCIL AGENDA STATEMENT Item 5 ITEM TIT SUBMITTE BACKGR Meeting Date 4/20/82 E: Public hearing - Consideration of General Plan Amendment changing approximately 6 acres between North Fourth Avenue and North Glover Avenue from "Retail Commercial" to "Research and Limited Industrial" BY: Director of Planning~~~°_i (4/5ths Vote: Yes No X) )UND On Apr'1 6 this item was continued for two weeks so as to track with another General Plan endment on the north side of Palomar Street west of Broadway, which had tentatively been s heduled for the City Council meeting of April 20. However, events prevented the schedu ing of the Palomar General Plan Amendment until April 27. Accordingly, it is approp fate to continue the subject General Plan Amendment to April 27. RECOMMENDATION: Adopt ~ motion continuing the public hearing on GPA-82-1 to April 27, 1982. ~ ~ ~~~ . ~~' __..~ 02 _._-,._...,__,. ,.u._,.._.. .~ ._. .., ~_.w, ~.: ., ~~~t~~ ~~~e~ 7`'-ode ~~,.~ Form A-113 (Rev. 11/79) . ~ .City Planning Commission D. J. Peterson, Director of Planning bject: Staff report on agenda items for Planning Commission Meeting of March 10, 1982 PUBLIC HEARING: Consideration of General Plan Amendment, GPA-82-1, to redesignate 6 acres between North Fourth Avenue and North Glover Avenue, immediately north of the Department of Motor Vehicles, from "Retail Commercial" to "Research and Limited Industrial" PROPOSAL is item involves a change in the General Plan designation of approximately 6 acres land located between North Fourth Avenue an4 PJorth Glover Avenue, immediately rth of the Department of Motor Vehicles, from "Retail Commercial" to "Research and mited Industrial." BACKGROUND e applicant has filed a petition for rezoning the subject territory from C-C-F to L-F and intends to file a conditional use permit application in order to establish distribution center for Big Bear Markets. ENVIRONMENTAL REVIEW e Environmental Review Committee, meeting on February 11, 1982, conducted an itial Study, IS-82-22, on GPA-82-1, and determined that the proposed project uld not have a significant impact upon the environment and issued the attached gative Declaration. RECOMMENDATION 1. Find in accordance with the attached Negative Declaration on IS-82-22 nd the findings stated therein that GPA-82-1 will not have a significant impact pon the environment and adopt the Negative Declaration. 2. Adopt a motion recommending to the City Council that the General Plan be mended from "Retail Commercial" to "Research and Limited Industrial" for approxi- ately 6 acres located between North Fourth Avenue and North Glover Avenue, as hown on Exhibit A. ANALYSIS 1. Adjacent General Plan designations (see Exhibit A) North - Research and Limited Industrial South - Retail Commercial East - High Density Residential West - Retail Commercial and Research and Limited Industrial ~_IOP~~ C11ty Planning Commission A enda Items for Meeting of March 10, 1982 2. Existing land use and zoning (see Exhibit B) i page 2 The territory under consideration for amendment is presently zoned C-C-F and comprised of four parcels, three of which are vacant and one which contains a tail dry cleaning establishment. Adjacent zoning and land use consists of: North - I-L-F; Light Industrial uses South - C-C-F; Department of Motor Vehicles East - MHP; 166 unit Mobile Home Park West - C-C-F and I-L-F; Retail Commercial and Light Industrial uses 3. Discussion fc He or a. The subject application would retain the "Retail Commercial" designation r an area approximately 170' X 170' with direct frontage on Nourth Fourth Avenue. wever, the balance of the property has no exposure to Fourth Avenue and is more Tented to the mobile home park to the east and light industrial area to the north. e property has been vacant for many years and the City has received numerous quiries about development for industrial use but none for commercial development. i b. Due to the property's adjacency to both retail commercial and light i dustrial districts, either of these land use alternatives appears to be appropri- a e. Light industrial operations and auto-oriented commercial activity of the type e fisting in this area are generally compatible, and the site could comfortably b come an extension of either the Sweetwater Industrial Park or the North Fourth A enue commercial district. The residential enjoyment of the mobile home residents d rectly to the east of the site would perhaps receive greater protection under the 1 aht industrial alternative due to the substantially lower levels of traffic g neration associated with this type of activity as opposed to retail commercial d velopment. r0~~,~ C O N D I T I O N E D ~~~$iV~' PR JECT NAME: PR JECT LOCATION: PRCIJECT APPLICANT: NO. IS-82-22 A. Project Settin DATE : February 11, 1982 The project consists of a 6.09 acre vacant parcel of land, bounded on the south by he Department of Motor Vehicles, on the west by existing retail commercial use on the north by light industrial uses, and on the east by a mobile home par and North Glover Avenue. The project site is relatively level, previously developed, and presently within the backwater area of the Sweetwater River 100 year flood plain. The e is no significant vegetation on the project site and there are no known ear hquake faults in the project vicinity. The project site presently has frontage on North Glover Street and will have frontage on future street (Brisbane Street) upon development of the site. B. Pro.iect Descriotion The project consists of a proposed change from a retail commercial General Plan lan use designation to research and limited industrial. In addition, a rezoning fro C-C (Central Commercial) to I-L-P (Limited Industrial, subject to Precise Pla approval) is proposed on the entire 6.09 acre parcel. C. Compatibility with Zoning and Plans The proposed General Plan land use change and rezoning is an extension of existing limited industrial property adjacent to the north. D. Identification of Environmental Effects/Mitigation The following environmental effects will not occur as a result of the proposed pro ect but rather through future development of the project area, which will be aut orized by the proposed action. Prior to the consideration of any specific dev lopment proposal, additional environmental review will be required. 1. Geology/Soils The potential for liquefaction occurring on the project site and the presence of expansive soils has been pointed out by the Engineering Department. To insure stable construction, a soils report shall be prepared by a qualified -/C. declara$ion North Glover General Plan Amendment and Rezoning West side of North Glover Avenue between Trousdale Drive and "C" Street City of Chula Vista city of chute vista planning department environmental review section •` ~~ Is-$g-22 2 engineer and subsequent recommendations implemented. 2. Noise (mobile and stationar A mobile home park is located to the east of the project across P~orth Glover Avenue. Noise levels associated with light industrial activities, including truck traffic in and out of the project site, could create significant problems for residents in the area. Structures that are located along the easterly side of the project site shall be oriented to the west, away from the mobile home park. Access for truck traffic shall be restricted from North Glover Avenue and provided on Brisbane Street. 3. Drainage The project site is located within the flood plain and therefore shall be floodproofed in accordance with the requirements of Chapter 18.54 of the Chula Vista Municipal Code (Flood plain regulations). E. Findings of Insignificant Impact 1. Since the proposed actions will not result in any great physical change, no natural resources nor hazards will be affected. Prior to any development, additional environmental .review will be rEquired and the extent of any physical damage to the environment fully evaluated. Z. The proposed project will be in conformance with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. Potential impacts can be mitigated to an acceptable level and none are anticipated to interact to create any cumulative adverse effect on the environment. The proposed structure will be floodproofed to prevent damage in the event of a 100 year flood within the Sweetwater River flood plain. 4. Minimal increase in traffic is expected to occur due to project implementa- tion and if proposed mitigation is implemented no significant increase in traffic related pollutants or noise will result. F Consultation 1. Individuals and Organizations City of Chula Vista Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Bill Narshman, Senior Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal EN ¢ RESOLUTION N0. GPA-82-1 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL AN AMENDMENT TO THE GENEP,AL PLAN DIAGRAM TO CHANGE THE DESIGNATION OF APPROXIMATELY 6 ACRES BETWEEN NORTH FOURTH AVENUE AND NORTH GLOVER AVENUE FROM "RETAIL COMMERCIAL" TO "RESEARCH AND LIMITED INDUSTRIAL" WHEREAS, property located on the north side of Fourth Avenue, north of "~" Street, has been designated on the General Plan as "Retail Commercial," d WHEREAS, proposed development plans fora limited industrial use within e area were submitted to the City, and WHEREAS, the City initiated an application to redesignate approximately acres between North Fourth Avenue and North Glover Avenue from "Retail mmercial" to "Research and Limited Industrial," and WHEREAS, the City Planning Commission set the time and place for a public aring to consider a change in the General Plan, and notice of said hearing, ogether with its purpose, was given by the publication in a newspaper of neral circulation in the City at least ten days prior to the date of said Baring, and WHEREAS, a hearing was held at said time and place, namely 7:00 p.m., arch 10, 1982, in the Council Chambers, before the Planning Commission, and aid hearing was thereafter closed, and WHEREAS, the Planning Commission found that the proposed General Plan ange would not have a significant impact upon the environment and adopted the gative Declaration issued on IS-82-22. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: 1. From the facts presented to the Commission, the Commission finds hat public necessity, convenience, general welfare and good planning practice upport an amendment to the General Plan to change the designation of approxi- ately 6 acres located between .North Fourth Avenue an"d North Glover Avenue, s shown on the attached exhibit, from "Retail Commercial" to "Research and invited Industrial." 2. The Planning Commission recommends to the City Council that said mendment to the General Plan be adopted. 3. That this resolution be transmitted to the City Council. PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 10th day of March, 1982, by the following vote, to-wit: AYES: Commissioners Stevenson, R. Johnson, Williams, Green, Pressutti, G. Johnson and O'Neill NOES: None ~ ABSENT: None ~ ~, t Attest: ~,/Q~~~ ~~~'~~JKe'~'°~'~-~c._'--'-. airman cretary ^~ --`-,--/ ~1 ~~ a m X W ` S ^_ Y _ ~•. ~ ` ~ Y>~ ;` ~ ~o; J `~~-_` ; J ~ ~ a-~.. N I~5 i ~ ~ ~ a ' ~ ~- ~ ~ L ~ r r _ _ _ _.i r~ r ~f ~~'~ T Q? I f -1-- r ~ r r , - fnr o r r ~ 1' 1 ~ I ~ N r rr~ L ~ ty rf f I ,~ - - j - ~. .. . 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EXHIBIT A AN DIAGRAM DESIGNAT GPA-82-I Land Use Redesignation of res from Retaii Commercial & Limited Indsstrial r%oQ 3 O th ~• ~~.... •.... a •.... ..... »:::... ~....... ................... :•:..... ~: :.1.. .... .. .. -....~W t. ....,~ .... (. .... i a ;... t.' i•.'.'::: '•... i.;Q `Y...... _~ ~. ,~ .~ :: :: :.. .~, ~: ' . :. . ~. t r :r-e..r.. .r.... ,~....-r-F.;. i, r. \ /` ~•:~ fir' ~ .. ~..• ~ ~. :., r -H fGt-1,-DAN 5 h't'Yt.~LS~I~:L .: . ~ ~ _ r ~- •::... .............. ............. ............. J ............ • i ............ • 'f ............ ...r -~ ..... - ~ .- . ~ .............~ss... .................. i• ................. • . 1 .............. . f 'll~• ............ ... • W ~• • ....... . . . . .... N; •............ ...... .........::.......... .. i`~'^~. `~~~ .: .. .~ :. .~ :. ,. .. ............. ... ............. ... ............. ... :............. ... ............ ... ............ .... ............ ... ............ ... ............ ... ............ ... ............ ... ........:... I~ 1 'I~ r, 1~ IN I ~~ IN I I~ I I I ~~ 1 t ' 1 ~` 1 ;. 1 ': i 1 1 ~ Y l ~, Q J /_ V _~ STATE HWY. 54 VAC. WHSE. I I-L V A RETAIL PAIN7 WHSL. OROC. V A VAC. ~ ~.~ -~ -- TR USDALE ~~ i':.: y W v~ U-HAUL w 2 ~ MOVING -t Z ~ W CNTR. Z y m H O LUMBER ~ RETAIL tt I- a m 2 v z ~ U U~ ~ SS'ORAGE LUI.:BER ~ ~ m ~ ~ ~ ~ ~ ~ ' • C R SHEL i MFG. BSALES /////i/////// e ~H _ ~~ ~ %%%~'~"""/' CITY of NATIONAL CITY ~ ` ' ' ~ " %%%% ~ CITY of T CHULA V1S, A *~ ~'~%% 1 = //// ~ _ VAC. •///i/.y / / // -- ' 1 O /ii////i//i DRr Y //////MAR//////// 1 CLNG. I - ~ I . ~,; ~ - r//, , /, ,,,,/, RETAIL /// / iiiiii / // ~ I '~ :. / = /// / ////// SHOES iiiiiiii ii ' l 1 / // ii Q ~-" -"' T~ ~. I RETAIL I ZI .:( iEDMAkT RETAIL STORE Q HOBBIES I ~ ' -_ -. I~-aT_v - Z i L___J N D V . . . 1 t 11 ( FAST ' 11 1 FOOD ~ i 1 1 1 PROCUCE MKT. SERV. STA. ~ I - -~- CSTREET ~i r• )_i{.~~ -")i •J '~./ ~~~!~!" r/~~•~~ ~ 7~.~ J/J RETAIL J ' ~. J:. iJ, I lr. J'.:+.i j . 1 ~'~.., '.~/ • _/...i~ J' .i.,~../ ~_ CENTER _/J /j ~ J•~~ •"~';J J.I lJ l:t_I•.. 1i •.I~~r.I.I i ..f.).1 ~•C•D /.f / -J/,_, ;~-,~~GENERAL ROCA J.•.~j ~• J_„_~ti~ J, t,; - ~ ~i. PARK .t;/:. ./ ~~.,- :.f .:I ~ .)r~.J `.•I J. J ,1 J • J/'J:J .I .).) _).. J/,fl_/ ~ W ;' > f: •~~•Jl~: :' 1 i --- ~ /JJ ~._ IJ.' _ J r ~ / .. 1 L _ _ .. - - 1 `-t 1 ~------- _ --- ~ c ~-•------1~.. ' i L__ i/'1 ~ I 1 '---'' /y _ _ _ 1 1 1 1 1 ' ' ~ ~ 1 Z 1 W + O ' 1 ; 1 STREET 1..:~i t 1 4RIETTA - __ -~-- MFG. / EASEMENT I~ M•H•P i ~ R-i ~ prezo MOBILE I ~ O (_. HOME PARK ~ I ~' r ~ ~ ,, ~I 1-- L~ ^ I ICI I~~t o ~ ~U `---- ~~' . u tl s B!• i i 1 VAC. _ .sFD • R•3•G•D ~ 121 ~ 1 -- ~ -~` VAC. ~.~ ~ /i~ - -- OFf• O OFFICES ~ O` ~yCe~ SFO ~ Rf I I l / ~ OFFICE • ,~~~ '9/_ GMPLE ~ y SFA VL~~E W ` OFFICES i "/ G'9P p ..l 1 1 1 i VAC. ~ ~ I 1 1 1 1 1 1 1 ~ ~ 1 ' - Q W --'rJ R P 1 1 I ; 1 N --- ` 1"" 1 / , 1 ; 1 1 1 ~ t 7- ~ v t _ KI y18ALL '- °'I- - - 1 ~ 1 ~ i 1 i TERR. W ~ -'- ~ I ~ 1 ~ 1 ~ __ t 1 . __ i 1 _~ 1. -- ~ ~~ , ~ ~ ; ~_ y 1 1 1 1 EXHIBIT 6 ADJACENT ZONING & LAND USE GPA- 82- General Plan Land Use Re~iesignation of Approx. 6 acres from Retail Commercial to Research 81 Limited Ind ustrial `I ` nQ 1 = 400 , ., egative declaration PROJECT N11MI: PROJECT LOCI~TION PR($~JECT 11PPLICIINT: E NO. IS-82-22 A. (Project Setting DRTE : February 11, 1982 The project consists of a 6.09 acre vacant parcel of land, bounded on the south by he Department of Motor Vehicles, on the west by existing retail commercial use on the' north by light industrial uses, and on the east by a mobile home par and North Glover Avenue. The project site is relatively level, previously developed, and presently within the backwater area of the Sweetwater River 100 year flood plain. Thee is no significant vegetation on the project site and there are no known ear hquake faults in the project vicinity. Th e on B. The 1 any fror Plai C. The lim~ D. project site presently has frontage on North Glover Street and will have frontage t future street (Brisbane Street) upon development of the site. Project Description project consists of a proposed change from a retail commercial General Plan I use designation to research and limited industrial. In addition, a rezoning i C-C (Central Commercial) to I-L-P (Limited Industrial, subject to Precise i approval) is proposed on the entire 6.09 acre parcel. Compatibility with Zoning and Plans proposed General Plan land use change and rezoning is an extension of existing ted industrial property adjacent to the north. Identification of Environmental Effects/Mitigation The following environmental effects will not occur as a result of the proposed pro ect but rather through future development of the project area, which will be aut orized by the proposed action. Prior to the consideration of any specific dev lopment proposal, additional environmental review will be required. 1. Geology/Soils The potential for liquefaction occurring on the project site and the presence of expansive soils has been pointed out by the Engineering Department. To insure stable construction, a soils report shall be prepared by a qualified North Glover General Plan Amendment and Rezoning West side of North Glover Avenue between Trousdale Drive and "C" Street City of Chula Vista city of chula vista planning department environmental review section cv IS-8~-22 2 E. I F. I engineer and subsequent recommendations implemented. 2. Noise (mobile and stationary) A mobile home park is located to the east of the project across P~orth Glover Avenue. Noise levels associated with light industrial activities, including truck traffic in and out of the project site, could create significant problems for residents in the area. Structures that are located along the easterly side of the project site shall be oriented to the west, away from the mobile home park. Access for truck traffic shall be restricted from North Glover Avenue and provided on Brisbane Street. 3. Drainage The project site is located within the flood plain and therefore shall be floodproofed in accordance with the requirements of Chapter 18.54 of the Chula Vista Municipal Code (Flood plain regulations). Findings of Insignificant Impact 1. Since the proposed actions will not result in any great physical change, no natural resources nor hazards will be affected. Prior to any development, additional environmental review will be required and the extent of any physical damage to the environment fully evaluated. 2. The proposed project will be in conformance with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. Potential impacts can be mitigated to an acceptable level and none are anticipated to interact to create any cumulative adverse effect on the environment. The proposed structure will be floodproofed to prevent damage in the event of a 100 year flood within the Sweetwater River flood plain. 4. Minimal increase in traffic is expected to occur due to project implementa- tion and if proposed mitigation is implemented no significant increase in traffic related pollutants or noise will result. Consultation 1. -Individuals and Organizations City of Chula Vista Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Bill Harshman, Senior Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal ~a~~3 IS- 2-22 3 2. Documents IS-80-21, U-Haul The Fin<; pui~ L Chu1 :ni ti:il :;tucl•.• .°,r~r.1 ic.;+-.ion ~lncl ~~v;~luation tor: ~ c3ocur~entinc~ the .n~r~ ~~t. nn ~i~,ni t_ ir,lnt .r.~.nact .Z CI' nn fiLc anti availa;Jlc for _c r~~vicw ,it ~h~~ ~';;irl,i ~.'i:.t~~ 1~1,inninc; l~~~E~t., 27G 4th avenue, i Vista, c.:, ')2i)l~). '' ~- ~! ENVI . .:',f:;IT~1L RI;V ILav CGOi.D I:::1TOR ~-/DY city of Chula vista planning department environmental review section cv EN ~" 10 3p ~~ R - . r - `~-- . • • , ..F f ~,,;;.. r- - ~ r . • • MED~ ~~I~JSI ~~. Rf~lfl'` :....... , ~r :~:..... 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EXH181T A ~' ••••••••••••• ••~ :NERAL LAN DIAGRAM DESIGNATION - ~ ~...,..~,.:Z. ~; `F" ST.; ; ; ; ; ; ; ; GPA-82-I general Pan Land Use Redesignation of =~~~ !'r'^,~*'~. , _'. Approx. 6 acres from Retail Commercial 1 ~~f'~"'~'•'•'•'•'•'~ • • • • • • • • • • • • • • • ... to Reseo ch 8c Limited Industrial ~ ~•. • • • • • • • • • • • • • • , '~~1 :. ............ M 1 _ . • ~ • • • • • • • • • • • • • . ~~ ( ~~ ~M I ~1 ~~ la ~~ i I 1 1 1~ 1 1 Z~ Q~ J _~ a ~' ~ ~- ° '~ Q U-NAUL MOVING CNTR. l t ~ • LUTA6ER RETAIL I~ 3 S70RAGE LUI~:RER C R SHI ' MFO. B SAL ~F=-- CITY f NATIONAL CITY ~ '` 1.L I ~~1r}~~r I. w~ rl^r ' ~ ~ ~ ~ ~ CITY tA 1!~ of CHULA Vl$ I I __~__~_~ ~ --- ~ VA1 C / 1 . O DR~ Y -- ' ' 1 I CLN6. ' - ' _ ~ I ~ 1 ^ • 1 4 i RETAIL ~I 1 SHOES ' ( 1 ~ ~---J O Qi I IR£TAil 1 OO ZI 1 FEDMAkT RET411 STORE I ~ i ~~$~S i ~ ~ --T-- a Z ~ ---J 1 1 1 _ rA57 1 I 1 1 I ~Fnnn 1 I I i ARO-UCE 1~KT lERV. STA. --- C -STREE J. ~ J % .J ~ 1 _ ~ - iJ / ~. 1I ~.•~ r . r'~:JJJ J.'': _~~ 2'-. X1.1.' ~'__~- '~. ;._, ''=-' JJ =GENERAL. ROCA -%~- -,1'`- ~~ J" '- '~ PARK _ .1.,~: ~, ,- .. J r~J• J~ :J /~.t .iJ ~.~~ 'IJ:J :'1 J.1 Ir,f~ JJ.•~~'. ' .L• ~' .f: .I ~_. )` •j_j ~. ~ j~ J• J J I j'J •l:J l~J~.1._/.,l ' ~ /~~J/•~ ~.. W ..• ~ -) 1. / r/•Jl~ ~ ;;,.J;, ~ 1 R, I------- / J' -, :. '~J ~,J• 1 ~-------- /, / 1 ~~~~_~~ I M w ~1 4 ~ Z ~ ~ 1 0 y '1 ` $Tt'2' EET . ___~J ,, . ---~ I 7 ~ ~ 1 .. • .1 . . . ~ ~ 1 ~~~. .. • 1 1 1' 1 / ~ • . ~~I~V Y41M~ • ~/ ADJACENT ZONIt1lG & LAND USE GPA- 82-1 General Plan Land Use Redesignation of • Approx 6 acres from Retail Commercial to Research 81 Limited Industrial Q 111= 4 0 01 ~ i ~ I~~/-~ °°r~h i R-1 I ~ prez to I~"I '~" i ~ ICI I°I t ~ ~ Cilty Planning Commission Page 3 A enda Items for Meeting of March 10, 1982 onsideration of Final EIR-80-3 on Eastlake Planned Communi A.I BACKGROUND 1. Public Hearings on the draft EIR for this project were held on No ember 18, 1981, December 2, 1981 and were concluded on December 16, 1981. Su sequently the text of the EIR has been revised to reflect several areas of co cern raised during this public review process. These revisions are noted be ow in Section C. 2. The final EIR is in three volumes. Volume 1 contains the final EIR, a odified version of the draft, Volume 2 contains comments received on the dr ft and responses to those comments and Volume 3 contains the technical ap endices to the EIR. The appendices are identical to those referenced in th draft EIR with the addition of the supplemental traffic analysis of the I- 05 interchanges which was conducted during the public review period. 3. It is the conclusion of the EIR that the project would result in po entially significant environmental impacts which can be mitigated to a le el of insignificance through, in some cases, rather extensive conditions. Ad itionally there are impacts which are significant in nature and are not mi igatable. These issues (both mitigable and unmitigable) are discussed in mo a detail both in the final EIR and in the candidate CEQA findings are as fo lows: land use (growth inducement), agricultural resources, ci culation/transportation, public transportation, sewer services, water su ply, educational services, police, fire, library, visual resources/land fo m alteration, geology, soils, surface drainage, air quality, ar heological/historical resources, paleontological resources, and acoustical of ects. B.~ RECOMMENDATION Certify that EIR-81-3 on the proposed Eastlake Planned Community has be n prepared in accordance with the California Environmental Quality Act, the St to EIR Guidelines, and the Environmental Review Procedures of the City of Ch la Vista and furthermore that the Planning Commission has reviewed the do ument and is considering the information in the final EIR as it reaches a de ision on the project. C.~ REVISIONS TO THE TEXT OF THE EIR 1. Each volume of the final EIR has a preface which briefly describes th procedure used in preparation of the document, the contents of each of the vo umes and where additional information may be obtained. -/~~~~.~ Ci y Planning Commission Ag nda Items for Meeting of March 10, 1982 Page 4 2. The section on the purpose of the document has been expanded to de cribe the master Environmental Impact Report process and to cite the au hority for using such a process. Also described is how a lead agency such as the City of Chula Vista must respond to substantial adverse changes in the en ironment which are identified in a final EIR (pages 1 and 2). 3. Because of the size of the project and its distance from the central li rary, the City Librarian has expressed concern regarding the ability of the Ci y to provide adequate library services. This has been discussed in the su ary of findings and in the basic text of the EIR (pages 7 and 78). 4. The land use section has been amended to note that there is a need to ba ance the development of additional housing with other land use policies and en ironmental changes. It has not yet been demonstrated that there is an ov rriding need for additional housing at the proposed location at this time (P ge 28). 5. The interchanges along I-805 which were analyzed in the addendum to th traffic report and those which were found to have a level of service "E" o "F" have been added in the text of the EIR. It should be noted that the a alysis was done for network 1 only because that represented the worst case c ndition insofar as level of service at those intersections (page 51). 6. Prior to the consideration of each phase of the project additional t affic studies will be undertaken. This is necessary in part because of the e timated 20 year life span of the project. Not only will additional projects a d improvements be developed during the life span, but also substantial c anges in the assumptions used in the existing traffic analysis could be n cessary. As part of these additional studies, more detailed analysis of t ose intersections and interchanges which are expected to operate below a 1 vel of service C will be required (page 56). 7. A new Table 3-2A has been added to delineate the street segments, cations, and improvements which will be necessary to support the Eastlake oject. Additionally this table indicates the responsibility for improving e various segments. It is not intended that this table be completely curate and complete either in detail or through the life of the project, ther is intended to present the general magnitude of improvements necessary accommodate the Eastlake project (page 57). 8. Several additions have been made to the section dealing with s condary schools. The difficulties with the proposed location of these s hools outside of the Phase 1 development area have been noted. The a plicant has made a presentation to the school districts regarding the d dication of school sites and alternative funding methods for facilities. T at proposal is currently being reviewed by the district staff however there h s been no formal board action. The district proposal regarding mitigation o school impacts has been included in the text of the final EIR (pages 69 and 7 ). /~ ~'~3 Ci~y Planning Commission Ag nda Items for Meeting of March 10, 1982 Page 5 9. Minor modifications of the property tax and fire cost capital fa ilities portions of the fiscal analysis have been made in accordance with th comments from Cadillac Fairview Homes West. Additionally Cadillac Fa rview has proposed that neighborhood parks be maintained by a homeowners as ociation rather than the City of Chula Vista. This would result in a su stantial savings to the City and increase the projected net revenue to the Ci y of Chula Vista. Therefore, these alternatives has been presented in the fi al EIR. Table 3-14A reflects the private operation and maintenance of ne ghborhood parks while Table 3-146 reflects Parks and Recreation Department op ration and maintenace. It can also be noted that the total costs line on Ta le 3-14A is incorrect and that this typographical error is to be corrected wi h the attached replacement page; the net revenue projections are correct, ho ever (pages 128 - 131). 10. Reasons why the project applicant has rejected various alternatives to the proposed project have been included in the alternative section. It is cl arly delineated which statements are attributable to the project proponent an which are part of the analysis by City and/or Westec Services (pages 146 - 14 ). 11. A summary of the impacts which are significant on a cumulative basis wh n combined with existing, approved, or reasonably foreseeable projects has be n included in Section IV of the final EIR. Additionally, the applicant has pr pared a discussion regarding their justification for approval of the pr ject at this time rather than preserving future options. This has been in luded in this section (pages 153 - 154). 12. Cadillac Fairview Homes West submitted a substantial amount of ma erial including proposed mitigation measures regarding significant en ironmental issues. Where appropriate corrections or improvements to the dr ft EIR have been incorporated into the final document. The Cadillac Fairview input is included as letter 30 commencing on page 84, Volume 2 of the fi al EIR. Throughout Volume 1 of the document references are made to sp cific statements technical reports or mitigation measures contained in le ter number 30. D.~ DISCUSSION 1. It is intended that this final EIR be a master Environmental Impact Re ort on the Eastlake project. As subsequent phasing and individual to tative subdivision maps or precise plans are submitted for review ad itional environmental analysis will be undertaken. The degree of sp cificity required in an EIR corresponds to the degree of specificity in olved in the underlying activity which is analyzed in the document. In th's case we are dealing with a general plan amendment, prezoning, a general de elopment plan and annexation. The degree of specificity required for this t e of project is less than would be required for a construction project. If /G~~'~3 Ci Planning Commission Ag nda Items for Meeting of March 10, 1982 Page 6 th project is approved more detailed plans in the form of sectional area pl ns and tentative subdivision maps will be subjected to additional en ironmental review prior to their consideration by the Planning Commission an City Council. Because this is a large project which requires a number of di cretionary approvals over a considerable period of time it is appropriate to proceed with the master/supplemental EIR concept. Furthermore, this pe mits incorporation of environmental data necessary to implement the project which is not currently available but which will be available over the years. 2. Neither CEQA nor the .State EIR guidelines require that an economic an lysis be part of the Environmental Impact Report. The Environmental Review Co ittee of the City of Chula Vista has required the incorporation of such in ormation on larger scale projects. This is because a project which may ha e a negative fiscal .impact would likely have an adverse impact on the ab lity of the City to provide urban services. It is not the intent of such an analysis to provide a detailed fiscal analysis of alternatives to the pr ject as proposed. It is not the requirement of the law that an En ironmental Impact Report provide the same level of detail regarding po Bible project alternatives that it presents for the specific project being an lyzed. 3. The Eastlake proposal involves development of a relatively remote se ment of the Chula Vista planning area. The development is not now supplied wi h the necessary public works facilities, particularly streets and sewers, to support the proposed development. The lack of these facilities and others, if unmitigated, would result in premature and impractical land development. In order that all necessary public improvements are in place to provide an ad quate level of service for the project as its phased development takes pl ce, a master public works facilities plan and schedule for the total Ea tLake project is being required. This plan and schedule is to be submitted fo consideration and approval prior to the first individual sectional pl nning area plan and subdivision map. This document is to include a de elopment phasing schedule and a description and graphic delineation of the va ious public facilities projected to be necessary in support of the cu ulative growth of each phase of the Eastlake project. It is also proposed th t a conceptual financing plan for all improvements be submitted as part of th master public works facilities plan and schedule. Along with each individual phase of the development, a detailed fi ancing plan for all public improvements required for the subject phase is al o to be submitted. If any public works improvements are not in place or are not ad quately financed for any specific phase of the project, the City would then li it or prohibit development which could adversely affect the level of urban se vices. /U~~.3 Cit~ Planning Commission Age da Items for Meeting of March 10, 1982 Page 7 ~5. The following is a list of the major issues which are likely to be dis ussed during the Planning Commission hearings: Sec. 3.1, page 23, Land Use (encroachment into the Otay Lakes view- . shed, also Sec. 3.14, page 90, Visual Resources) Sec. 3.2, page 33, Agricultural Resources Sec. 3.3, page 44, Transportation and Circulation Sec. 3.4, page 58, Sewer Services Sec. 3.6, page 68, Schools Sec. 3.8, page 72, Fire Protection Sec. 3.11, page 78, Library Sec. 3.18, page 102, Surface Drainage Sec. 3.21, page 110, Air Quality, Sec. 3.22.4, page 120, Fiscal Analysis Sec. 3.25, page 135, Noise VIII, page 141, Growth Inducing Impact WPa 0053P DL -~~~~,~ Cilty Planning Commission A enda Items for Meeting of March 10, 1.982 3.1 PUBLIC HEARING: A~ BACKGROUND page 8 Consideration of an amendment to the Chula Vista General Plan to change the designation of approximately 4.8 sq. miles from "Agriculture and Reserve," "Residential 1-3 DU/acre" and "Residential 4-12 DU/acre" to a series of urban desities as well as commercial, industrial, parks, schools and public open space in the area between Southwestern College Estates and Otay Reservoirs - Eastlake/Cadillac Fairview Homes West Cadillac Fairview Homes West, under the proposed amendment to the plan d agram of the Land Use Element of the Chula Vista General Plan, has requested t at approximately 3,073 acres within the unincorporated territory of Janal R nch be redesignated from "Agriculture and Reserve" and "Low and Medium D nsity Residential" to a broad range of urban land use categories. B ENVIRONMENTAL REVIEW The Planning Commission held hearings on the EIR in late 1981. The CEQA f ndings and statement of overriding conditions are a later item on this a enda. C RECOMMENDATION 1. Adopt a motion recommending that the City Council deny GPA-81-3 for the reasons set forth in paragraph E.3.a, entitled ".Prematurity" (pages 3 and 4). 2. Adopt a motion recommending that Council establish an 18 month moratorium on amendments to the General Plan, prezoning applications anal other development proposals in the eastern territories as shown on Exhibit "A". D, PLANNING, ZONING AND .LAND USE INFORMATION 1. The property in question consists largely of gently-sloping, dry-crop ~ricultural land. Undeveloped grazing land is the predominant surrounding end use. Upper and Lower Otay Lakes are adjacent to the property on the is t, and Southwestern College Estates is adjacent thereto on the west. a 1 e 2. Most of the territory constituent to Eastlake and adjoining large h ldings is designated "Agriculture and Reserve" on the plan diagram of the C ula Vista General Plan. However, approximately 693 acres within the n rthwesterly component of Eastlake are designated "Low and Medium Density R sidential;" and, about 130 acres in the easterly part of the project area a e generally planned for "Parks and Public Open Space." /0~~3 Planning Commission a Items for Meeting of March 10, 1982 Cil E. DISCUSSION 1. Overview of Eastlake page 9 a. The Eastlake Plan proposes the development of a partially self co tained settlement on approximately 3,100 acres of land to the east and no theast of Southwestern. College Estates. The plan calls for the ultimate establishment of about 11,800 dwelling units, at a gross residential density range of 6 to 30 dwelling units per acre; a 210-acre light industrial complex; t office and administrative parks; two community commercial areas with an aggregate area of 28 acres; seven schools; five parks; and, associated private an public facilities. b. Eastlake, at ultimate growth,. would accommodate approximately 30,000 residents, and would stretch from Southwestern College Estates to the bl ffs which overlook Upper and Lower Otay Lakes. According to the text of th Eastlake Plan, it is the intent of the land developers, Cadillac Fairview H es West, to devote 10% of the project's housing units to the residential n ds of low and moderate income households. 2. Beneficial Aspects of Eastlake a. Eastlake, in general, represents sound internal planning. Its 1 nd use, circulation, and public facilities arrangements manifest much p eplanning. Eastlake reflects a substantial acceptance of the parameters and c iteria of good, overall site planning. b. EastLake's development would partially meet the San Diego gion's.critical need for affordable housing. While such housing is normally ought of as being especially appropriate in closer-in areas, Eastlake is urban from the standpoint of distance from the older Chula Vista ttlements. Nevertheless, the Eastlake area is reasonably close to downtown n Diego as compared to many North County cities. c. EastLake's impact upon the economy of Chula Vista and the S uth Bay would be beneficial. The construction of nearly 12,000 housing u its, and the building of industrial and office parks would stimulate local a d subregional employment and trade. According to the Gobar Financial R port, which did not consider capital costs to the City, the implementation o the Eastlake Plan would result in a positive cash flow to the City of $ 00,000 per year by the end of Phase 2. d. EastLake's location and T is urbanization could take place on t e County of San Diego, or could be t e jurisdiction of the City of Chula e ected to follow the latter course, i comprehensive planning. terrain are conducive to urbanization. an incremental basis, under the aegis of preplanned in detail, and placed under Vista. Cadillac Fairview Homes West has and has thereby demonstrated its interest ,~~~~3 Cit~ Planning Commission page 10 Age da Items for Meeting of March 10, 1982 e. The developers of Eastlake have consistently expressed an in Brest in energy and water conservation, and have prompted such under their sub fitted conceptual plans. f. EastLake's development would also be responsive to the physical an economic opportunities which should result from the establishment of the Se and Border Crossing, scheduled for completion in September of 1983, and the ad ption and implementation of the City of San Diego's Otay Mesa East Plan, Ea tLake, for example, could provide some of the industrial space, mercantile us s, and housing required by the increased trade and exchange generated at th Border and on the Otay Mesa. 3. Concerns Relating to Eastlake a. Prematurity 1) At the present time the Chula Vista General Plan designates mo t of the Bonita Miguel, Janal Ranch and United Enterprise properties as "A riculture and Reserve. Tn recognition of the probability of future " Council has authorized the hiring of a pr ssure to urbanize these areas, Co tract Planner to study the area. The Contract Planner has been hired and is now actively pursuing this study. The study will lead to the preparation of alternative proposals for the development and conservation of these hi terland areas. Until such time as Council has reviewed the work of the Co tract Planner, considered alternatives and decided upon a development and co servation pattern for the entire area, it is premature to approve a de elopment pattern for one portion of the area. Please see Exhibit B, which ov rlays the boundaries of the project area of the Eastlake Plan upon the map of the urban pattern of the Central Chula Vista Community. This overlay gr phically depicts the magnitude of the project area. The boundaries of the Bo ita-Miguel area would cover nearly the same area, while those of the lands of the United Enterprises would consume nearly three times as much territory. 2) The adopted General Plan indicates that most of the Janal Ra ch should not be urbanized until after 1990. In its primary text and c servation and open space elements, the General Plan indicates that the " griculture and Reserve" areas should be preserved so as to foster compact d elopment and give shape and meaning to the urban form. In its population p ojections for the San Diego metropolitan area and allocation of growth and d velopment to the various jurisdictions within the county, SANDAG has d termined that Chula Vista can accommodate its fair share of growth without e croaching into the "Agriculture and Reserve" areas. Thus, it seems clear t at it is still possible to preserve Agriculture and Reserve areas for some time and that we need not approve development proposals within the Agriculture a d Reserve area in order to accommodate our share of the growth of the m tropolitan area. '- /D~ ~~ Ci~y Planning Commission Ag nda Items for Meeting of March 10, 1982 Page 11 3) The City's Land Use and Zoning Analysis, published in July l9 1 shows 1400 acres of vacant land in the PC zone and 547 acres of vacant la d in the various residential zones. If these "infill areas" were developed at an average density of 5 DU/acre, 9700 additional dwelling units could be ac ommodated. In addition, 141 acres are zoned R-3 but are developed with si gle family homes. If these areas are redeveloped the average yield would be increased from about.6 dwelling units to around 22 DU/acre. This re evelopment could, conservatively, add an additional 2250 dwelling units. Th infill areas can thus accommodate a total of 11,950 dwelling units. At 2. persons/ DU, just under 30,000 persons can be accommodated. According to SA DAG's population projections, Chula Vista's population will increase by 30,000 persons by about 1997. Thus, it appears that "infill areas" can ac ommodate our projected growth for the next 15 years. b. Streets, Sewers, Schools and the .Urban Form Although the Planning Department is primarily concerned with the pr maturity aspects of the Eastlake Plan, it also. recognizes that the subject pr posal's circulation and facility-planning elements are significant, and th refore provides an initial addressment of such aspects in the following pa agraphs. 1) Sewerage Connection to the Metro System via gravity service from each of the five basins involved is physically possible. However, in regard t the Salt Creek basin the "connection" would be some ten miles in length. Costs in terms of dollars, time and coordinative effort w uld be large.. The developer has proposed that a water reclamation facility b considered as an alternative means of sewage disposal. He has additionally p oposed "temporary" diversion of sewage flows from three of the basins into t e Telegraph Canyon trunk sewer. Careful consideration must be given to both t e proposed independent sewage treatment and diversion issues. A temporary diversion of flow to the Telegraph Canyon Basin should not be allowed to f restall development of the lands tributary to that basin. It must also be noted that the Engineering Department has c refully reviewed the Eastlake Plan, and has found that the proposed c mmunity would contain .approximately 20% of the undeveloped territory of the C ula Vista Planning Area, but would consume about 32% of its remaining Metro S stem capacity rights. (2) Streets EastLake's off-site traffic circulation and traffic impact discussed at length in the project's Environmental Impact Report. For the rposes of this analysis, it is sufficient to reiterate that the projected affic impacts from Eastlake on roadways outside the proposed community have ~Q ~'~,~ C~ty Planning Commission page 12 A enda Items for Meeting of March 10, 1982 n found to be substantial, and would create the need for critical and tly improvements to the involved subregion's circulation system. These rovements, furthermore, could place enormous development pressures upon acent lands which are presently vacant. (3) Schools Both the Chula Vista City School District and the S etwater Union High School District have indicated that they are unable to bu land and construct schools in the Eastlake area. Accordingly, both districts must look to the applicant to dedicate land and construct school fa ilities at no cost to the districts. If State assistance is not f thcoming, this places an enormous burden on the developer. (4) Urban Form It is the Planning o the Eastlake General Plan Amendment pattern of Chula Vista. The rationale f llowing paragraphs. Department's position that the approval would adversely affect the urban for this position is discussed in the The approval of the Eastlake Plan would sanction the u banization of territory which lies beyond the several thousand vacant acres c nstituent to the E1 Ranch del Rey, Bonita-Sunny side, and Telegraph Canyon c unities. This approval, therefore, would tend to contravene the p visions of the recently-adopted Chula Vista Growth Management Policy, which c lls for in-filling and compact settlement patterns. Despite EastLake's effective internal planning, its overall p posal represents the same sort of salient development (leapfrogging) and u an sprawl which the City Council and the Planning Department vigorously o posed in the case of the County's Bonita-Miguel Plan. Not only would o position to Bonita-Miguel, and support for Eastlake tend to constitute i consistent city planning, but the approval of the latter could logically 1 ad to a renewed effort to procure approval for the former. In short, the a proval of the Eastlake Plan could place the conservation of the Planning A ea's entire Eastern Greenbelt into a state of jeopardy. See Exhibit "C" for a representation of the Chula Vista urban form upon the approval of the E stLake development. 4. Growth Management Policy and Eastlake The Planning Department has evaluated the Eastlake proposal against t e various provisions of the Growth Management Policy adopted by Council in 0 tober of 1981. Several provisions of the policy can be construed as arguing a ainst the approval of Eastlake. These are discussed more fully below. Paragraph 5 under the "Statements of Policy" of the Growth Management P licy and paragraph 2 under the "General Pattern of Development" part of the G owth Management Policy seem to argue in favor of the approval of Eastlake. se paragraphs and the staff commentary on them are presented below: Ci~y Planning Commission Ag nda Items for Meeting of March 10, 1982 "Statements of Policy page 13 "5. All growth within the eastern and southeastern territories should be self-supportable from the standpoint of public operational and capital costs, and not place a significant ongoing burden upon the economic or financial capacities of existing local governmental agencies (city, schools, water districts)." Grp fii ci di ar The above quoted paragraph from the "Statements of Policy" portion of the ~wth Management Policy supports the development of Eastlake inasmuch as the uncial analysis portion of the E.I.R. predicted a positive cash flow to the ;y resulting from the construction of the Eastlake project. If the eloper is not able to provide schools to the satisfaction of the two school ~tricts, the evaluation of paragraph 5 is turned around, and becomes an ~ument against the approval of Eastlake. "General Pattern of Development "2. The foregoing commentary notwithstanding, those portions of the eastern territory under the ownership of United Enterprises and Union Oil Company which now carry the Agriculture and Reserve and Open Space designations on the General Plan should remain so designated at the present time." the tii The language of paragraph 2, above, specifically excludes the Janal Ranch, ~eby implying that the ranch is appropriate for development at the present Although the Department believes that Eastlake is generally premature and th tits approval would therefore preclude the achievement of the Growth Ma agement Policy's General Objective No. 5, which calls for the di couragement of "premature development," it specifically bases its position up n EastLake's contravention of the following "Statements of Policy," and "G neral Pattern of Development," as abstracted from the official text. "Statements of Policy "4. In-filling rather than peripheral development shall be encouraged." "General Pattern of Development "1. It is the intent of this policy that lands develop in a general pattern from west to east and that undeveloped lands be considered ready for development if they are both substantially contiguous with the city limits and with lands which already are developed." Unquestionably, Eastlake must be regarded as peripheral development, and approval probably would tend to slow down the pace of in-filling. With ect to paragraph "1" above, it is the Planning Department's position that /od'~~ Ci y Planning Commission page 14 Ag nda Items for Meeting of March 10, 1982 Ea tLake is not substantially contiguous with the city limits inasmuch as it ha only approximately 2600 feet of contiguity with the city border out of a to al perimeter of 93,000 feet. Two other provisions of the Growth Management Policy. seem also to be romised by the approval of Eastlake. These are the paragraphs 6 and 7 of "Statements of Po licy". "6. The Planning Department shall study the Eastern and Southeastern Territories on a continuing basis, and shall recommend those areas and sites within the said territories which should be conserved as open space, greenbelts and agricultural lands. "7. The Planning Department shall explore the methods of procuring open space and greenbelts, such as dedication, purchase of development rights, clustering and large lot zoning." The Planning Department is in its initial phase of studying the open sp ce, greenbelt, and agricultural needs of the Planning Area, and the op ortunity of retaining such within the 20,000 acres constituent to the Eastern Territories. If the Eastlake plan is approved, a commitment to ur anize a large part of the acreage in question would be made. This c fitment would not only reduce the Department's ability to recommend areas f conservation, but may substantially preclude the establishment of a band o peripheral open space. and commit-other peripheral areas to an urban pattern si filar to that of Eastlake. F.I CONCLUSION The approval of the Eastlake Plan could force the City to make premature planning decisions. EastLake's development would consume a significant part o Chula Vista's natural, beautiful open space, and provide a precedent for t e consumption of the balance thereof. This development could exchange C ula Vista's well-ordered urban pattern for more salient growth and urban s ravel. Because of the lack of such facilities as streets, sewers and schools to s rve Eastlake, any approval should carry with it conditions of approval which t e applicant may find to be burdensome. The timing of the provision of such f cilities and guarantees by the applicant for the construction of them will b important so as to avoid partial construction and then termination of the p oject by the developer prior to the construction of an important facility, s ch as a high school. Those matters will be addressed further in the report o the Eastlake General Development Plan and application for P-C zoning. 00034 ~- /D~~.~ U`.~;~~~ ~~(~;~,~~~ ( ~f : 1 ri i ~ ~~~)~~r ~ ~, '~(r [~ ~n\ ~ ~ 1 Del ~ ~; , ~ ~~ t ~i -~"~ 1 ~~~7 ,/! `,'. ~.f ~ ~ ~ ~t • ~ ~ i ~ { {`r~.. ~ .~~+ ~! , .fr', ~:~ ~~~ { ~- L l t 1 . ~s ~~ 1. 4 F Low Density (1-3 DU/AC) Medium Density (4-12 DU/AC) Hgh Density (13-26 DU/AC) Very High Density (27 - 43 DU/AC ) L & INDUSTRIAL Retail Corrtrnercial Professional & Administrative Research & Limited Industrial as a e :1 I :I IIINVI l'1 Nll 11111 it lf\ 11\ ~:1/1111:11 I';I11'\N'\\ III NIM'~ ~~/'•I /~d'~3 ri}:y~ ~i` G': ~~ ~`` ~ \ '4l `~' S. Q C` ~ ~ ii :'? : ' '~ `... - • -1 ~~ ~ tl.... Ld4TA OfM t_.._:. _ RESERNDII ` Sl ~ } h. 1' t ~(. 4 ~ 4 1 i p ~ 1 ) ~~M1\~t 1~1~ ''. ~~ C '~'^'. i~s 1 ~i'~ ` ~ f' L~\\ .:ii; i::';.~iii..:~: ) Y 1 ~~ r ~ Ll. / ti t.. ~ ~ .~ t S.- i. ~ _ ~ i t ~ . Gi ( ~~s., ~ c ` ~ ~ .? t. f ~ € ~. : sl_I•! ~ ~`~ ; ~' ~ , , 4.: { ~ - 1 7 ~:~t t r _,~ t`L` ` ~~`~t~ ~4~<i 7 \~ ~'EICEVfH2 ~~ i~~WU'fEET 0 S00 IUW OPEN SPACE L~ Public &Quasi-Public t`' •' ~ .~ c.~ Parks & Public Open Space gRCULATION Major Road Cdlector Road SYMBOLS Proposed Elernentary School Proposed Junior High School Proposed High School /~ Proposed Park C ty Planning Commission . A enda Items for Meeting of March 10, 1982 page 15 4.a. PUBLIC HEARING: Consideration of request to prezone approximately 4.8 square miles to P-C (Planned Community) and approve General Development Plan -Cadillac Fairview Homes West (Summary Report) A.I BACKGROUND The proposed P-C zoning of the 3,073 acre Eastlake project will allow for t e construction of 11,800 dwelling units divided into seven density types r nging from single family detached estate housing to high density senior citizen units. Although the exact mix of the units has not been determined, s ngle family detached housing will be limited, with an emphasis on attached h using allowing the development to achieve a density of nearly 7 dwelling u its per acre. Ten percent of the units will be committed to low and m Berate priced housing. The project includes a 209 acre employment park area, 58 acres of office a d retail commercial, 26 acres of community facilities to accommodate c urches, fire stations and day care centers, etc „ two manmade lakes and a proximately 70 acres of park land to be interconnected by greenbelts. Three, 5 to 7 year phasing programs are proposed to accommodate a proximately 10,000 residents in each of three phases. B PLANNING CONCERNS 1. Density The projected density of the Eastlake residential area in considerably h gher than many other planned communities in Southern California. Even p ripheral areas possess areas equal to or greater than the "Watt" project now r ady for construction in Chula Vista at "H" Street adjacent to the I-805 f eeway. Commitment to the Eastlake density on the subject site and adjacent u developed property in the Chula Vista Planning Area could result in an u timate population of 300,000 or more in the City of Chula Vista. Making a c mmitment to a 20 year urbanization pattern for the eastern area forecloses m ny of the land use options now being studied by the City's Contract Planner. 2. Planning Boundaries Planning for capital facilities--for example, schools, sewer, drainage, affic, fire protection, water and land use planning--extend beyond ownership nes. The applicant has provided planning beyond those lines in varying grees; however, significant and numerous unanswered questions remain; such what feasible method of financing can be used to construct the major 1/o~Y~3 C~ty Planning Commission A enda Items for Meeting of March 10, 1982 page 16 n rth/south corridor including its extension across Bonita Valley to connect w th State Route 54; what land use commitments are made to properties abutting E stLake with the approval of the Eastlake plan; how does the commitment to t e sewage treatment plant in the Eastlake area fit into the overall sewer p an for the Chula Vista Planning Area; and, can schools be adequately planned a d financed for the Eastlake area without making a commitment for the d velopment and the density of adjacent areas lying to the north, south and w st of Eastlake.. 3. Parks/Recreation and Open Space Approximately 10 to 15 percent of the projected 715 acres of open space planned for Eastlake can be considered usable. The 70+ acres of community and n ighborhood parks will be interconnected by a greenbelt pedestrian/bicycle s stem. Thus, the majority of open space should be considered as visual and p ssive. The applicant has proposed to establish a master home owners a sociation which would be responsible for the maintenance of all open space a eas with the exception of the 30 acre community park which would be m intained by the City of Chula Vista. Each home owner would be assessed for t e maintenance of the area, which would include specialized recreational f cilities, such as, tennis courts and swimming pools. The plan calls for five neighborhood parks which would be planned in c njunction with each of the proposed elementary schools. The Director of P rks and Recreation has recommended that the 30 acre community park be r located from the area shown on the Eastlake General Development Plan ( outheast corner of the Route 125 corridor and Otay Lakes Road) to an area on t e periphery of the industrial area. 4. Major Capital Facility Costs Aside from major onsite and offsite street, sewer and drainage c struction, as well as elementary and high school facility construction, the s aff is recommending the following additional requirements: Fa ilit Fi e Po ice Li rary Tr nsit Equipment and Construction Costs $370,000 8,000 460,000 250,000 (lease) (buses) Operation, incl. salaries for 1 year Total $280,000 $650,000 157,000 165,000 100,000 560,000 250,000 (4 year 500,000 subsidy) $5,000 ~~io~~3 Planning Commission da Items for Meeting of March 10, 1982 C A 5. Schools Page 17 Five elementary, one junior high and one high school are shown on the stLake plan. Both school districts have responded to the plan indicating at the number of schools is inadequate based on the district's school neration figures. The elementary district has indicated that seven school tes should be shown instead of five; the high school district has indicated at two high schools and three junior high schools may be required. The strict has further indicated that the proposed high school located near the treme east end of the project is at the edge of its service area and, erefore, has requested that the site be relocated to the westerly side of e Eastlake project. Both districts have indicated that the developer should responsible for site acquisition and the construction of the school ildings as they have no funds for such acquisition and construction. s~ tl d~ e; tl tl b~ bi d~ t 0 a t t d The developer has made proposals to both districts asking for the velopment of schools on smaller sites patterned after schools developed in e Irvine area. Their proposal calls for the location of the core facility the elementary school buildings on a 2 acre site while combining the play tivities with the neighborhood park on the remaining 8 acres. They propose at the high school be .built on a 25 acre site, as opposed to the more aditional 45-50 acres now utilized by the district. Neither of the stricts has endorsed this arrangement. The prematurity of the Eastlake proposal is illustrated in microcosm by t e difficulty it causes in planning for junior high schools and high s hools. Because of their large service areas (as compared with elementary s hools) it may well be that one or more junior high school and high school s ould be located just outside of the Eastlake area in order to best serve the t tal area. However, the City has not studied those areas and the City C uncil has not adopted general patterns for .the location of roads, densities, c mmercial and perhaps .industrial land uses for the area. Accordingly, the h gh school district has nothing to use as a basis for planning their f cilities. That being the case, the district feels compelled to protect its i terest by requiring up to two high schools and three junior high schools w thin the Eastlake development (see February 17, 1982 letter from S oerintendent Padelford of the Sweetwater Union High School District)., 6. Water The San Diego region can anticipate a reduction in water availability with t e completion of the Central-Arizona Water Project in 1985. The possibility o acquiring additional water through the construction of the peripheral canal Ci Planning Commission Page 18 ida Items for Meeting of March 10, 1982 is beyond the control of this developer. However, the Eastlake plan includes a rogram requiring low water use fixtures, efficient irrigation systems, and a ater recycling program. It is proposed to use effluent from the proposed se age treatment plan to irrigate the open space areas. 7. Sewage The Eastlake site includes portions of five gravity basins; Long Canyon, Pr ctor Valley, Telegraph Canyon, Poggi Canyon and Salt Creek. Three of those ba ins (Long, Proctor, Telegraph) can be connected by gravity sewer to ad quate downstream sewer facilities at relatively moderate expense. The Po gi and Salt Creek basins could be tied to existing facilities located some 8 r 10 miles distant, but such construction would involve relatively large ex ense. Temporary diversions of sewage flow from the Long, Proctor and Poggi Ca yons into the Telegraph Canyon facility are being proposed. Because much of its basin is undeveloped, the Telegraph Canyon Trunk is capable of re eiving such diverted flows ON A STRICTLY TEMPORARY basis. One essential co dition of approval by the City would be assurance that the necessary gr vity sewers would be constructed in a timely fashion so as to ultimately el urinate any temporary diversions. Under consideration for the Poggi and Salt Creek areas of Eastlake is a se age treatment plant to be built on or near the site. Reclaimed water from th plant would provide two major benefits: 1) reduction in quantity of water re wired by the Eastlake development, and 2) reduction in Chula Vista loading up n the Metro Sewage System. Under current proven technology such re lamation would probably prove to be more expensive than construction and op ration of a gravity connection to the Metro System. However, much research is taking place relative to water reclamation and it is possible, if not pr bable, that less expensive systems of water reclamation will be available by the time that the Salt Creek portion of the Eastlake is to be developed. 8. Streets and Highways The Eastlake development will have a progressively heavier impact on the st eet system as development of the various phases occurs. Staff has outlined th street needs engendered by the overall Eastlake development. Primary it ms of concern are: the north-south transportation corridor, Telegraph Ca yon Road, East "H" Street and I-805 interchange modifications. The extent an nature of streets and highways to be provided by the developer should be Ci~y Planning Commission page 19 Ag nda Items for Meeting of March 10, 1982 su h that the cumulative Eastlake development at any stage is afforded safe an convenient access. Costs are to be distributed in the most equitable ma ner possible through utilization of the assessment process, City pa ticipation, and reimbursement. Prior to approval of any specific development within Eastlake, the de eloper is to submit a master public works facilities plan, a conceptual fi ancing plan and schedule for the total Eastlake project. Specific offsite street improvement conditions for each phase will be de ermined by the City as each phase is ready for development. A specific fi ancing plan for improvements related to each phase is to be submitted by th developer. C. CONCLUSIONS 1. Density The emphasis on higher density residential development within the Eastlake co unity is predicated upon the realistic belief that such densities are re wired to produce housing that will be affordable over a 20 year period. Th t belief may be valid but it raises policy questions which should be ad ressed by the Planning Commission and the City Council. These questions re ate to the type of form and texture appropriate for this fairly remote po tion of the Chula Vista Planning Area. The form contemplated by the ap licant's plan would probably be similar to the type of development now oc urring in the vicinity of University Town Center. If that type of de elopment is found to be acceptable to the Planning Commission and City Co ncil in the subject location, it should be developed in a fashion which wo ld characterize the Eastlake community as a new town. That is, the new to n should be separated from adjacent areas by broad bands of permanent open sp ce and the attached housing within the development should have broad in erstitial open space areas so that even though the areas actually devoted to buildings and parking may be intensely developed, the overall effect is sp cious and open. 2. Staff Plan While much of the Eastlake plan is based on sound planning principals, it is noted earlier in this summary that the density is significantly higher than of er planned communities in the Southern California area. As a result, the P1 nning Department developed a plan which reflects much of the land ut lization and circulation pattern established for Eastlake but applied de sity patterns more in keeping with traditional Southern California de elopment patterns. The staff plan would allow the area to develop with /d ~~3 Ci Planning Commission page 20 Ag nda Items for Meeting of March 10, 1982 75 0 dwelling units which, based on the current generation figures used by bo h school districts, would allow the five elementary schools to accommodate ap roximately 650 students, with 1800 in the junior high and 1800 in the high sc ool. Since the maximum student design for a junior high school is pr sently 1500 students, approximately 300 students would have to be ac ommodated offsite if the generation figures hold true. 3. Need for Major North/South Roadway There is much uncertaintly on the. part of the staff concerning the ability of the developer to complete the necessary north/south transportation corridor as well as modifications to the I-805 interchange. If density commitments in th EastLake area are also applied on adjacent vacant areas, the entire tr nsportation network will be severely impacted. 4. Sewage Treatment Plant The proposed construction of the water reclamation plant represents a pr gressive step in the utilization of our water resources. The construction of such systems on a project-by-project basis and its effect on the city's co fitment to the metro sewer system should be thoroughly evaluated before ma ing such a commitment. 5. Provisions of other facilities With the advent of Proposition 13, the City is severely limited in its ability to fund major capital expenses. It is therefore important for a pr posed developer of anew town, such as EastLake, to commit to the provision of fire, police, transit and library systems as outlined in Section B.4 of this report. D.I ALTERNATE COURSES OF ACTION In addition to the primary recommendation for denial and Planning Co fission has five possible courses of action: 1. Approval of the 11,800 EastLake plan as submitted. 2. Approval of the EastLake density and land use modifications such as; th relocation of the high school, reservation of right-of-way for the Route 12 expansion, and limited development of the area east of the San Diego/Otay wa er line. ~~~~ Ci~y Planning Commission page 21 Aq nda Items for Meeting of March 10, 1982 3. Approval of Phase I of the Eastlake plan limiting development to the ar a north of Otay Lakes Road to retain future development options on the re aiming area. This option will allow the City's contract planner to co plete his studies and recommendations without having a commitment for de elopment bisecting the eastern planning area. 4. Referral of the plan back to the developer to revise his plan in ac ordance with the staff's suggested density plan. 5. Referral of the plan back to the developer for revision in accordance wi h the staff's suggested density plan with approval of Phase I area only ly'ng north of Telegraph Canyon Road. E. RECOMMENDATIONS The following recommendations are listed in order of preference for the Ea tLake project: 1. Deny the request for P-C zoning on the basis of nonconformance with th General Plan. (This would be applicable only if the Planning Commission re ommends denial of the General Plan Amendment.) 2. Given conceptual approval of Phase I only of the staff plan and refer i back to the applicant with the direction to work with staff on a plan to be b ught back for Planning Commission and City Council approval with appropriate conditions. 3. Give conceptual approval of the staff plan, allowing for a holding c pacity of approximately 7500 dwelling units and refer the plan back to the a plicant with direction to work with the staff on a plan to be brought back f r planning commission and City Council approval with appropriate conditions. 4. Appove the Eastlake density with land use modifications based upon t e staff plan, i.e., relocation of the high school, reservation of the right-of-way for Highway 125, limitation of development to the area east of t e San Diego Otay Water Line, etc. 5. Approve Phase I of the Eastlake development of the 11,800 dwelling u it plan, limiting development to the area north of Telegraph Canyon Road; or 6. Approve Planned Community zoning and the general development plan for a proximately 11,800 dwelling units, subject to the conditions of approval 1 sted in Section I of the main report. C 0057P ~~'ESTEC Services. 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PI 1/`1V~ I ~I "s ~ 4.5 , 6 20~' y Pl' I '. ~' SOON 1 p, (~' `~ '~lOwfR O.s ~ I 4.5 ~ \~xs ~ ~~os. ~ ~ our J 1 1 ~~ ` ~~_ 1 I ~ ~F,.T ,1\ J.5 20 \, `~ \ 1 R.JJ. l H ~~~ ~ \ 4.5 , 28 ~~ c 8 ~~ JJJ o,,. ~,,., c ~~, i ----~ 6 12 - v,.. ~ . o s ,t, ?``,~ 'i I ` ~ i', ` 3 \ ~ `\ 1 II ~ lyi.iua^ ~ i ~ ~ 1 ,\ ~ , LS-r ~ ~ .` ~ -J 1 ~: ' I o s 1,~ ~~ ,; ~. ,,. L E G E N D 1.5 d u's/~c. 0 ,..,..,..., ...~ - ~1 , ~J .. a s ors. ~ ~' ~ ' r.o .. O s<A.. • i -e..., ... /~ F/GI~RE 1 -- ~. u ~ ~ ~ (^ ~ ~J <vewvr . .. rr y /3 .<., O ,~. Rte.,., rw~ ,~-~~~~~ Sweetwater Union High School District ADMINISTRATION CENTER 1130 FIFTH AVENUE CHULA VISTA, CALIFORNIA 92011 714 425-1700 WILLIAM B. DISTRICT SUI DELFORD Fel#ruary 17, 1982 Mr. D. J. Peterson Di ector of Planning Ci y of Chula Vista 27 Fourth Avenue Ch la Vista, CA 92010 Dedr Mr. Peterson: As a follow-up to the meeting with our board of trustees on January 21 and your le ter of December 31 relating to that meeting, this letter is intended to serve as an update of the district's position relative to the proposed Eastlake planned co munity. As you know, Cadillac Fairview Homes West has retained Institutional Management Co sultants (IMC) to assist both the developer and the school district in resolving th educational facility needs which will result from the development project. It is our understanding that IMC proposes to suggest the process whereby the number an type of educational facilities for the Eastlake attendance area could be deter- mi ed.. In addition, Ih1C proposes to suggest a process by which our district could be assured that funds would be available to construct those educational facilities wh n needed. A art of the study by IMC will include demographic data provided by SANDAG rela- ti e to residential development east of I-805 with particular emphasis on the Ea tLake project. Unfortunately, because of logistics problems SANDAG has been un ble to provide IMC with the necessary data as of this date which would allova us to continue our review of our future facility requirements for the Eastlake de elopment. However, a meeting with IfhC has been scheduled for February 24 at wh ch time we assume that the demographic data from SANDAG will be available. Ev n so, as we have previously indicated in letters to Mr. Doug P.eid, Environ- me tal Review Coordinator, the number of schools as well as their proposed loca- ti ns which are currently included in the general development plan for Eastlake ar not adequate to serve the development. Wh le we recognize the importance of making a decision as soon as possible regard- in the number and location of school sites, that decision cannot be resolved pe haps with the expediency the City desires until additional data is available. Co pounding the problem is the fact that we do not believe that a final determin- at on has been made relative to the density of dwelling units within the Eastlake ar a. If, for example, the Eastlake plan as proposed by Cadillac Fairview were ~~ ~~~~~ D. Peterson -2- February 17, 1982 to include 11,800 dwelling units, we do not believe that a single junior high sch of and a single high school would be sufficient to serve our needs. Based on ur current enrollment projections and scf~ool loading standards, we would sug- ges that at least two high schools and perhaps three junior high schools should be Tanned for the Eastlake area. On he other hand, if a lower density plan were to be approved by the Chula Vista Cit Council, our requirements would be reduced accordingly. Even so, if a lower den ity plan would generate approximately 2,000 junior high students and 2,000 senior high students, we do not feel that one junior high and one senior high would be adequate to meet our educational/enrollment standards in relationship to the standards we currently maintain. It 's also important to emphasize that whatever decisions are reached relative to the number and location of school facilities, the developer, the City, and our dis rict should provide through some type of agreement for an annual review of the spe ific development plan as a means of determining that the number and location of chool sites are still appropriate. Equ lly important, as we have indicated in previous discussions, our district does not have funds available at the present time to purchase sites, construct new sch ols, or expand existing facilities. Because of this fact, our board concurs tha adequate land for the necessary school sites will have to be made available through whatever means by the developer. In addition, we feel that developer assistance r~~ay be necessary to finance the construction of new schools for the Eastlake community in the event that capital outlay monies are not made available fro State sources. We believe that to a very large degree these two factors will in luence any decisions relative to the number and location of school facilities. We o not feel that these two key issues have sufficiently been addressed between the developer and our district so that a determination can be made which will satisfy the district's responsibility to provide school facilities in sufficient number to ensure a quality education for its present and future students. As indicated above, we will be meeting with IMC on February 24 to review the data pro ided by SANDAG. Depending on the information provided. at that meeting, we may be better prepared for further discussions with our board in attempting to resolve the issue of school facilities for Eastlake planned community. Sincerely, ,~ ,~ / -~ ~--~---.~ 1, / .~,. -~; ~• --~-'' . !~~ ~~ ~~ William B. Padelford District Superintendent WBPI: aw /Od'~3 page 22 Ci~y Planning Commission Ag nda Items for Meeting of March 10, 1982 4. A. it b• Consideration of Candidate CEQA Findings on the Proposed Eastlake Planned Community BACKGROUND 1. EIR-81-3 on this proposed project was considered as a previous agenda 2. The policies of the State of California and the City of Chula Vista re wiring these findings are described in the attached Candidate CEQA fi dings. Those findings also provide a more detailed substantiation of the re ommendations outlined below. Th numbers in parenthesis refer to the section numbers in the final en ironmental impact report. 3. The final EIR for this project concluded that there would be no significant impact in the following areas and that no further mitigation m asures need be identified: Energy (3.9), Parks and Recreation facilities (3.10), Miscellaneous Utilities and Services (3.12), Biological Resources (3.13), Ground Water (3.17), Mineral Resources (3.19), Water Quality (3.20), Population Factors (3.22.1), Housing Factors (3.22.2), Employment Factors (3.22.3), and Fiscal Effects (3.22.4). B.I RECOMMENDATION A~opt a motion certifying that the: 1. Planning Commission, having reviewed and considered the information c ntained in EIR-81-3, finds that implementation of modifications to the p oject as proposed and the recommended conditions of approval will mitigate o avoid significant environmental effects in each of the following areas: a. Transportation and circulation (3.3) b. Sewer services local (3.4) c. Water supply local (3.5) d. Schools (3.6) e. Police (3.7) f. Fire Protection (3.8) g. Library services (3.11) h. Geology (3.15) i. Soils (3.16) /~~-s~3 Ci~y Planning Commission Ag nda Items for Meeting of March 10, 1982 j. Surface drainage (3.18) k. Archaeology/Historical Resources (3.23) 1. Paleontological resources (3.24) m. Noise (3.25) n. Land Use/Viewshed Otay Lake (3.1 and 3.14) wi page 23 2. Planning Commission finds that mitigation of the following impacts is in the responsibility and jurisdiction of other public agencies as ified in the Candidate CEQA Findings: a. Sewer service regional (3.4) b. Water Supply regional (3.5) fo in fi 3. The Planning Commission finds that the project will result in the (lowing unmitigated significant impacts and that there is insufficient Formation regarding the economic viability of project alternatives to make a iding of infeasibility: a. Growth inducing impacts (IV) b. Agricultural resources (3.2) c. Air quality (3.21) d. Visual Resources (3.14) C. fi DISCUSSION 1. The Candidate CEQA findings have been drafted in keeping with the idings of the EIR and the recommended conditions of approval contained in staff report. The proposed findings are broad enough so that some iifications of the project and/or recommended conditions of approval can be ie without substantially altering the CEQA findings. However, if there are ~stantial changes to the project or the conditions of approval, it would be ~ropriate to refer the Candidate CEQA findings back to staff for redrafting i presentation to the Planning Commission at a later date. 2. If during consideration of the project substantial changes are made to the proposed Eastlake project, it will be necessary for the Environmental R iew Committee to hold a public hearing on those revisions to assure the a quacy of the final EIR on the project. 0054P /D6'~.~~ THE PLANNED COMMUNITY OF EASTLAKE EIR 81-03 CANDIDATE CEQA FINDINGS (California Public Resource Code. Sec. 21081) (California Administrative Code Sec. 15088) BACKGROUND It is the policy of the State of California and the City of Chula Vista th t the City shall not approve a project if it would result in a significant en ironmental impact if it is feasible to avoid or substantially lessen that of ect. Only when ther e are specific economic, social or technical reasons wh ch make it infeasible to mitigate an impact, can a project with significant im act be appr oved. Therefore, when an EIR has been completed which identifies one or more si nificant en vironmenta l impacts, one of the following findings mu st be made: 1. Changes or alternatives have been required of, or incorporated into the project which mitigate or avoid the significant environmental effects identified in the final EIR, or 2. Such changes or alternatives are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency, or 3. Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. PR10JECT DESCRIPTION The proposed Eastlake project is located on 3073 acres in the eastern p rtion of the Chula Vista Planning Area in a presently unincorporated portion o San Diego County. The site is located immediately east of the Upper and L er Otay Lakes and is bisected on an east/west route by Otay Lakes Road. T e project area is approximately 5 miles east of I-805, and is adjacent to t e existing City of Chula Vista corporate boundary along a portion of the site's northwestern segment. The Eastlake project as proposed includes a p ezone to Planned Community (PC) and adoption of a General Development Plan a d phasing schedule, and a General Plan Amendment of the Land Use and Circulation Elements. If these actions are approved, a request for annexation o the site to Chula Vista would be made to LAFCO. ~_ ~~~~,~ The project would include a mixture of residential, industrial, co ercial, office, community and educational, and open space land uses. A ma imum of 11,800 dwelling units with 1720.5 acres (56 percent) of the site wo ld be allowed. There would be seven residential density ranges with an av rage net density of 6.9 units per acre. The remaining acreage would be de ignated as follows: Land Use Acreage Employment Park 208.9 Office 30.6 Commercial 28.8 Community Facilities 26.6 Schools 113.2 Open Space/Recreation 715.0 Circulation System 229.4 Total Non-residential The total development of Eastlake is anticipated to occur over a 16 to 20 ye r period in three major phases. Smaller Sectional Planning Areas and de elopment parcels would occur within each major phase area. EFFECTS FOUND TO BE INSIGNIFICANT The final EIR for the Eastlake GPA and prezone to Planned Community (PC) co cluded that the project would not have any significant adverse impacts in th following areas:* Energy (3.9) Parks and Recreation Facilities (3.10) Miscellaneous Utilities and Services (3.12) Biological Resources (3.13) Groundwater (3.17) Mineral Resources (3.19) Water Quality (3.20) Population Factors (3.22.1) Housing Factors (3.22.2) Employment Factors (3.22.3) Fiscal Effects (3.22.4) The numbers in parentheses refer to the section number in the EIR where the issue is discussed. 1.~ Land Use (3.1) There is the potential for land use conflicts between the urban uses p posed by the project adjacent to the Otay Reservoirs, which are a regional re reational resource. Prior to approval of a Sectional Area Plan for this p tion of the site, supplemental evaluation will be conducted to determine ~t ~D~~F.~ -z th th L specific development proposal's effect on the Otay Lakes. Mitigation of potential impact to insignificance would require development to occur ide of the Lake's viewshed or at lower densities more compatible with the s area. The project will introduce an urban development into a currently rural se ting, and will involve the extension of roads, sewage facilities and co munity services. Development will vary substantially from the density as umptions used for Series V population projections, and could affect the ti ing, type and location of growth of adjacent parcels. The significant gr wth inducing effects of this project can only be mitigated to insignificance with the "no project" or "partial development" alternative. (A ternatives 5.1 and 5.5, respectively, in the EIR.) Finding Land use conflicts adjacent to Otay Lakes can be avoided through project ign which would have to be evaluated at later stages of project review. Mitigation of the project's growth inducing effects are possible only ough alternative project or project design. There is insufficient ormation regarding the economic viability of these alternatives to make a ermination of infeasibility. 2.~ Agricultural_ Resources (3.2) Development of the proposed project will result in the loss of a ricultural land which is suitable for the production of coastal dependent c ops, based on the soils and climate present onsite. Imported water would be r quired for production of such crops. The total area suitable for a ricultural production which will be lost totals approximately 2,820 acres, 0 4.6~ of available coastal dependent agricultural land in San Diego County. T e project impact on agricultural resources is significant and can only be mitigated with an alternative project which would retain all or substantial p rtions of the site for agricultural use. Finding As is noted above mitigation of the significant impacts on the limited a ount of agricultural land available for coastal dependent crops can only be a complished through a project alternative which would provide for the r tention of all or a major portion of the project site for agricultural use. To support their contention that the agricultural use of the property is n t economically feasible the applicant submitted a water systems analysis and o her data which has now been included in the final EIR (EIR-81-3, Volume 2, p ge 88 through 94). This data is not a complete analysis of the economic f asibility of more intensive agricultural use of the property. The analysis i based on an assumed 6.3 million dollar drip irrigation system with no other a ternatives given any detailed analysis. No review of options, such as the Wi liamson Act, to reduce costs were provided. No discussion of alternatives in olving partial urbanization and partial agricultural use which would pr vide a better economic base for spreading capital costs were examined. Th re are also uncertainties regarding the value of crops which are produced on diminishing coastal related agricultural lands and the possibility of using re laimed water which affect the feasibility of intensive agricultural use. Th refore, there is insufficient information to determine if such agricultural op ions are economically infeasible. 3. Transportation and Circulation (3.3) Traffic generated from development of the project will represent an in rease in total area trips which would result in cumulative impacts on the re Tonal circulation system. Circulation system improvements are possible to mi igate the potential impacts to insignificance. At subsequent planning and review stages, programs for phasing, funding, an implementation of the required roadway system and improvements will be fo mulated. The geometrics of all intersections will also be reviewed. Pa ticular attention shall be given to those intersections identified as op rating below Level of Service C. Finding The potentially significant traffic and circulation impacts associated wi h project development will be mitigated through implementation of the ma ter public facilities program and subsequent detailed studies. 4. Sewer Services (3.4) Development of the proposed project will require extensive construction of bo h on and offsite sewer lines and/or separate sewage treatment facilities to ad quately serve the project area. A portion of the first phase of de elopment has some allotted capacity in the existing Telegraph Canyon trunk lie and pumping into the existing line for additional development may be pe mitted on a short-term basis. Flows above allotted capacity would be si nificant if permanent, long-term disposal solutions are not provided. Co struction of adequate sewage facilities (new lines or onsite reclamation pl nt) will have to be phased with project development to assure that no si nificant impacts result. A specific plan for providing the required fa ilities will be prepared prior to approval of each sectional area plan. Ad itional flows entering the METRO system will be cumulatively significant be ause the Point Loma Treatment facility is presently operating over design ca acity. Finding Preparation of and implementation of a facilities plan will avoid impacts provision of sewer service. Mitigation of cumulative regional impacts ~ciated with the Point Loma Treatment facility would involve expansion of /0~~~3 -4- th facility or construction of a new facility and is beyond the control of an in ividual project on the City of Chula Vista. Such measures are the re possibility of the City of San Diego. 5. Water Availability (3.5) The water authorities responsible for serving the project site (the Ca ifornia Authority and Otay Water District) have indicated their ability to ad quately supply the site and do not consider the project to adversely affect th it capacity for transporting water. However, cumulative, regional water su ply impacts may result from Arizona use of Colorado River water and in reased demands of additional development within the region. Finding Construction of a new water system to serve the project development will be installed by the developer and will avoid localized supply impacts. Mi igation of regional water supply impacts is under the jurisdiction of other ag ncies and is beyond the control of individual projects or the City. of Chula Vi ta. Mitigation would require additional importation of water or a strict li it on total regional consumption. 6.I Schools (3.6) Development of the project will add students who would create a need for ad itional school facilities within the project area. Full project de elopment is anticipated to generate 4000-5000 elementary school students (7 0 during phase 1) and 5900 junior and .senior high school students (925 du ing phase 1) which would significantly impact existing facilities. The pr vision of adequate schools to serve the project development, phased with ne d, would mitigate this impact. Finding The project is being approved subject to the provision of adequate school fa ilities as required by the school districts. This will reduce the po ential impacts to insignificance. 7. Police Protection (3.7) De ar eq Short-term impacts could occur during the initial phase of project elopment due to emergency response time below that preferred by the Police ~artment. This impact will be eliminated as additional staff and equipment provided to meet project area demands. The developer will provide iipment and funding as set forth in the recommended conditions of approval. ~~io~~ -5- Finding The provision of police staff and equipment to meet the needs of increased de elopment will mitigate the short-term impacts anticipated during initial ph ses of the project. 8. Fire Protection (3.8) The proposed development, will create an incremental increase in demand for fi a protection. The Chula Vista Fire Department does not anticipate problems in serving the newly-developed area, provided that City standards regarding a wa er supply system with adequate pressure, fire hydrants and street widths ar followed. However, a short-term impact on the department's ability to pr vide adequate service may result due to increased response times from ex sting stations. At least one, and possibly two, fire stations will be re wired within the project site. The project applicant will dedicate the fi st site within the project in suitable locations and of sufficient size to me t the Fire Department's need and will construct a suitable fire station and pr vide equipment and start-up costs. A second site will be necessary near th southern portion of the project; it is not known at this time if it will be on or off the project site. The project's water system will be designed to pr vide sufficient fire flow capacity and pressure based on the ISO Guide for De ermination of Fire Flow and the approval of the City of Chula Vista's Fire De artment. Finding The project is being approved subject t st tion construction, provision of apparatus sy tem as required by the Chula Vista Fire pr ject impact to insignificance. o meeting the requirements for new and equipment and a water supply Department. This will reduce the 9.I Library Services (3.11) Development of the project will create an increase in demand for library se vices. Due to .the size of the project and distance from the central li rary, a significant impact would result. Finding The project is being approved subject to meeting the requirements for fu ding of facilities, books and personnel as required in the conditions of ap royal. This will reduce the project impact to insignificance. 10+ Visual Resources/Landform Alteration (3.14) The proposed Eastlake development will substantially change the visual ch racter of the site from a rural agricultural area to an urbanized co unity. Although specific grading and design features are not available at th s stage of project review, measures to minimize visual impacts are included in the PC regulations related to grading, architectural c siderations adjacent to designated scenic routes. substantial and adverse alteration to the visual quality c not be mitigated to a level of insignificance. Visual vi wished of the lower Otay Lake can be eliminated by sut d nsity in that area. Finding design, and visual There will be a of the site which intrusion into the ~stantially reducing The incorporation of requirements for visual considerations within the PC r gulations mitigates the potential impacts along scenic routes to i significance. Visual impacts to the lower Otay Lakes viewshed can be a oided by reducing density. or eliminating development in that area. Overall visual impact can only be avoided through implementation of a project alternative which may not be economically feasible, but there is insufficient i formation to make a finding of infeasibility. 11. Geology (3.15) The presence of two possible fault traces, several ancient landslides and sible landslide features will require further investigation in more ailed studies. A complete geotechnical investigation will be conducted for h sectional planning area and all of the conclusions and recommendations of investigation will be incorporated into the land use plan and the ineering and architectural design of the project. Finding The impacts associated with geology are potentially significant but will mitigated or avoided by implementing recommendations of the specific technical studies. 1~. Soils (3.16) Portions of the project site contain areas with highly expansive soils. D tailed soils analyses completed as part of the geotechnical studies for S ctional Planning Areas will provide criteria for reducing any soil-related h zards to an acceptable level. The recommendations of the geotechnical s udies will be followed. Finding Expansive soils onsite could result in potentially significant impacts, t these are mitigable through engineering design in accordance with the commendations of the geotechnical reports. qP~ /Dd'~3 -~- 1$. Drainage (3.18) The project site is located in the headwater regions of five tributary b sins which drain into the Sweetwater and Otay Rivers. Several areas d wnstream in Long Canyon, Telegraph Canyon, and Proctor Valley are currently s bject to flooding problems, and increases in peak runoff discharge from the s'te could aggravate these problems. A drainage plan will be prepared in conjunction with Sectional Area Plans, a d drainage improvements will be completed to assure that no significant d wnstream effects would be associated with project development. Retention b sins or other on or offsite facilities will be constructed where necessary t assure that peak runoff discharge does not exceed pre-development levels. Finding Implementation of the measures outlined above will reduce the potential ainage impacts to insignificance. 1#. Air Quality (3.21) The proposed project represents a substantial increase in the planned p pulation within the Chula Vista Planning Area over that forecast by Series V This will result in increased pollutant emissions from mobile and s ationary sources in a region which currently exceeds standards. These e fissions will have a significant, cumulative impact on a regional level due t the departure from planned growth within the air basin. Mitigation measures which have been incorporated into the project include a mixture of land use types to reduce trip lengths, a park-and-ride site within a commercial center, and biking, hiking and pedestrian trails. Mass t ansit is expected to be available along major streets within the project a ea. Energy conservation measures which are proposed would reduce stationary s urces emissions. In conjunction with the erosion control plan, the project a plicant will utilize adequate dust control measures to control c nstruction-related fugitive dust. These measures would reduce the potential a'r quality impact, although not to insignificance. Finding The cumulative air quality impacts associated with exceeding planned ~owth levels cannot be reduced to insignificance with development of the ~oposed project. A reduction in development intensity in accordance with pries V projections may not be economically feasible; however, there is isufficient information to make a finding of a economic infeasibility. 9 P S i /0~~~ -s- Archaeological/Historical Resources (3.23) The project site survey identified three archaeological/historical sites and 14 artifact isolates. Future development of the site could result in the 1 ss or impairment of cultural resources present onsite. Prior to submittal o a sectional development plan, test-level archaeological investigations will b conducted for any of the identified archaeological sites within the s ctional development areas. The investigation will include surface c llection and mapping of the sites and excavation of a series of pits. The r suits of these test-level investigations will be a final determination of t e significance and research potential of the sites. Based on these fi dings, final mitigation measures will be developed. Such measures could c nsist of recommendations for preservation, salvage excavation of a r presentative portion of the site, and/or clearance for development. Finding The proposed mitigation program will avoid any significant impact on a haeological/historical resources. 16. Paleontological Resources (3.24) A portion of the project site, located in the Phase 3 area north of Poggi C nyon, may contain subsurface fossil-bearing formations which could be eliminated with development in this area,. Potential impacts to p leontological resources can be avoided by having a qualified paleontologist p esent to monitor the initial grading operation in this area, and remove significant fossil resources. Specific program requirements will be d termined at the time sectional area plans are developed. Finding Impacts associated with possible on-site paleontological resources are ntially significant but mitigable. 17. Noise (3.25) Ambient noise levels in the project vicinity will increase as a result of ban development. Significant noise impacts would occur if residential uses re constructed within the future 65 d6(A) CNEL contours adjacent to roadways the project area. Prior to submittal of each sectional development plan, a more detailed n ise analysis will be conducted to further refine the ultimate expected noise v lumes along all roadways to be improved within the sectional planning area a d offsite. Based on that analysis, a detailed acoustical analysis will be c nducted prior to site plan review to determine the extent and design of n ise attenuation measures to assure that all planned development is in c nformance with the City of Chula Vista's noise standards. r be ads th• roi no' At the time of building permit application, the architectural plans will reviewed to ensure that interior noise levels do not exceed 45 CNEL. If itional attenuation is necessary, measures (increases in window glass ckness, reduction of window area, and/or location of attic vents away from dways) can be specified at that time. Finding Implementation of the procedures outlined above will reduce the potential se impacts to insignificance. ~ ~~~~~ -10- i ty Planning Commission enda Items for Meeting of March 10, 1982 page ~24 . c. Consideration of Statement of Overriding Considerations on the proposed Eastlake Planned Community. BACKGROUND he Statement of Overriding Considerations is being drafted initially by the applicant nd has not been available for staff evaluation and comment. If staff's recommenda- ion for denial of the project is followed, no Statement of Overriding Considerations eed be adopted. RECOMMENDATION ~ntinue this item until the Planning Commission meeting of-March 24, at which ime the Statement will be available. -/D~'-~3